You can then avoid hard money lenders and go with a traditional bank.

I'm looking for the work around so I can avoid the tax increase until the house is rented.  

People who have money may prefer to seller finance but if someone is retiring they most likely don’t care about a higher sales price they want to avoid the riskYou mention ou have a 100% close rate - then why not just buy it was traditional financing if you really want the deal?

There are a handful of areas worth avoiding in Macomb County. 

At some point, the scales will tip and then everyone left wants/needs to jump off in order not realize coming loses.It is a cycle, like most things in life, but one that can be avoided if you stick to what actually works rather than taking unnecessary risk just to force a deal.

Given your need to avoid personal guarantees and collateral, consider the following institutions:KeyBank: Headquartered in Cleveland, KeyBank offers a range of commercial banking services and has experience with international clients.

It's similar to saying that you should always put down 20% to avoid mortgage insurance—sometimes it’s smarter to put down 5% and keep more cash available for other opportunities.

For that year 12k essentially increasing your taxesThen the rental 3 (Negative 15k) is carried over since over 150 AGISo it actually looks like the rentals had a 12k profit overall that year when it was more -3kAppreciate any guidance@John Davey to avoid any confusion for other investors that might be reading this post and @Austin Cheatham response. 

I have taken over paying the utilities myself (autopay) to avoid the $10 bill pay fees and, once the tenant is caught up on utilities, this should also be less of a pain.

It’s also easier to keep the property in your LLC from the start, which avoids the hassle of transferring ownership and potential issues with the loan being called due to the change.Commercial loans can work, but they often have shorter terms, balloon payments, or stricter underwriting.